HomeMy WebLinkAboutPD-128-85 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1J0 TEL.(416)263.2231
REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF SEPTEMBER 16, 1985
REPORT NO. : PD-128-85
SUBJECT: APPLICATION TO AMEND EAST WHITBY OFFICIAL PLAN
MESSRS. G. GLASPELL, S. GLASPELL, B. GLASPELL AND
W. GLASPELL
CITY OF OSHAWA OFFICIAL PLAN
SPECIAL STUDY AREA NO. 8
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1 . That Report PD-128-85 be received; and
2. That the City of Oshawa be advised that the Town' s
concerns in respect of the residential and deferred
designations of those lands currently included
within Special Study Area No. 8 have been resolved;
and
3. That the Region of Durham be advised that the Town
has no other concerns or objections regarding the
implementation of the proposed City of Oshawa
Official Plan, May, 1985; and
4. That the Region of Durham be advised that the Town
has no objection to the application to amend the
former East Whitby Official Plan, west of Townline
Road North, south of Taunton Road East by G.
Glaspell et.al . to redesignate lands from
"agricultural" to "residential" designation.
. . .2
REPORT NO. : PD-128-85 Page 2
BACKGROUND AND COMMENT:
On June 21, 1985, Staff received information relating to the City
of Oshawa's application to amend the Durham Regional Official
Plan. Staff's concerns relative to the extension of services and
the impact on population allocation for Special Study Area No. 8
were addressed.
In a Staff Report received as a portion of the information
package, five key areas relating to rationalizing development
were addressed. For the Committee's information, excerpts of
each section of the Staff Report have been provided as well as
schedules depicting the area in question in Oshawa.
DEPARTMENTAL REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE
CITY OF OSHAWA - MAY 30, 1985
(1) Need for additional Urban Residential Land
The Durham Regional Planning Department have determined that
in the 1985-1997 time frame, 8500 additional residential
units will be required to meet increases in the demand for
households. Undeveloped lands within Oshawa's built-up
urban area can supply a maximum of 13,800 additional units
through registered plans of subdivision and vacant potential
lands. The difference between the ultimate supply and the
required units is only 5300 units, and given that 2200 units
are in the Durham Community Secondary Planning Area and a
further 2400 units in the Samac Community, the effective
surplus of developable units is 700. Give the normal
requirements for a surplus of 4000 - 5000 units in the City
of Oshawa, the inventory of surplus units would be virutally
exhausted once current commitments to approved plans are
met. It is therefore necessary to expand the Major Urban
area in an absolute sense, and the 457 developable acres of
land in the southern portion of Special Study Area No. 8
represents a potential of approximately 2400 low density
housing units.
(2) Sewer and Water Services
The Durham Regional Official Plan calls for a reserve
capacity for an additional 30,000 population equivalent,
over and above the capacity on the Harmony Creek sewage
. . .3
REPORT NO. : PD-128-85 Page 3
system and the respective water system for possible future
growth in Special Study Area No. 8. Most of Special Study
Area No. 8 is located within Water Pressure Zone III and has
to be supplied with water services from the existing
Grandview St. Reservoir by means of a future pumping station
to be constructed beside the reservoir. This pumping
station is required, as well , to provide water services for
a major portion of the Samac Community, which currently lies
within the urban area but is undevelopable without major
extensions of sewer and water facilities. Given the planned
placement of Municipal sewage and water service along
* Townline Road East (see attached schedule) there is a
potential for use by the Town of Newcastle. According to
City of Oshawa estimates for 7600 people to live in the
Special Study Area No. 8 lands, excess reserve capacity on
both systems would be available.
(3) Progress of Urban Development
It is expected that urban development will have reached the
southern limits of Special Study Area No. 8 within a few
years. Thus development with the portion of Special Study
Area No. 8 located south of Taunton Road East will be a
logical progression of urban development for the major urban
area of Oshawa. Currently, in the Eastdale Community,
adjacent to Special Study Area No. 8, two major parcels of
land are at the draft approved stage and building
* registration within 1985 is imminent (see attached
schedule) . The other major developable area in the Major
Urban Area of Oshawa is the Samac Community. In addition to
the aforementioned problems with servicing, the projected
direction of development spreading eastward from Simcoe
Street North, the City of Oshawa would be faced with an
uneven Northern fringe and a large gap in the urban fabric
of the City of Oshawa. Therefore, Special Study Area No. 8
is the most logical area for the extension of the major
urban area while meeting the goals of developing a compact
urban area.
(4) Development Activity and Interest
There are approximately 83 residences within Special Study
Area No. 8 most of which are located on the south side of
Taunton Road East and in the Maxwell Heights subdivision.
Residents have expressed considerable interest in receiving
municipal services. In addition to present development,
Costain Limited and the Glaspells' have submitted Official
. ..4
I
REPORT NO. : PD-128-85 Page 4
Plan amendment, zoning by-law and approval of draft plan
applications for their land interests within Special Study
Area No. 8. Other development companies in the area
including Victoria Wood Development Corporation Inc. , Baif
Developments Limited, East Woodbridge Developments Limited,
Schleiss Development Co. , Silwell Developments and Fininvest
America Corporation all have expressed interests in the
development of this area.
(5) Impact Upon the Portion of Special Study Area No. 8 within
the Town of Newcastle
Given the reserve capacity of 30,000 population in terms of
servicing, and the cities estimate of approximately 7600
projected population for the soutern portion of Special
Study Area No. 8, there would appear to be room for the Town
of Newcastle to entertain development of some of its portion
of Special Study Area No. 8 without detrimental effects on,
or causing problems with the City of Oshawa's proposed
development of this area. The present strip residential
development east of Townline Road North could be serviced
through the proposed extended services for Special Study
Area No. 8. Other Town interests in the development of
Special Study Area No. 8 adjacent to agricultural and open
space areas will be safeguarded as the Town of Newcastle
will be involved in the secondary planning process for the
proposed Pinecrest Community (Special Study Area No. 8).
Such a plan would address issues of compatibility, access
and specific development type for the residential portion of
the study area. Concerns over the future designated lands
north of Taunton Road East have been lessened as there is no
foreseeable timeline on the inclusion of these lands as
residential . The present subject lands south of Taunton
Road East will provide, in conjunction with the Samac
Community, plenty of developable land until at least 1997.
In addition, the Foodland Preservation Branch of the
Ministry of Agriculture has deemed that it needs more
information about future land use proposed for the area as
it is primarily Class 1 farmland actively being farmed.
Therefore, at this time, the designation of Special Study
Area No. 8 to residential and agricultural reserve land will
not adversely effect the Town of Newcastle, and in place,
are safeguards to ensure our inclusion in the Planning and
Development process.
. . .5
I
ivy )
REPORT NO. : PO-128-85 Page 5
STAFF COMMENTS:
Based on the foregoing, Staff are of the opinion that the
development of Special Study Area No. 8, to be designated the
Pinecrest Community under the City of Oshawa Official Plan, is
not unwarranted or unreasonable. As a further note, the
development of Special Study Area No. 8 represents a reasonable
extension of the Major Urban Area and the inclusion of the Town
in the preparation of secondary plans for the Pinecrest Community
is a satisfactory way of addressing any further concerns.
With respect to the application submitted by G. Glaspell et al .
to amend the former East Whitby Official Plan, west of Townline
Road North and south of Taunton Road East and to amend the
Eastdale Community Secondary Plan. Staff have no objection to
the proposed redesignation of lands from "Agricultural " to
"Residential " and from "Open Space" to "Low Density Residential "
* (see attached schedule) .
Staff's comments on the Special Study Area No. 8, redesignation
of lands in the City of Oshawa Official Plan, May, 1985, make up
the text of our comment. Staff would like, however, to reiterate
following points. The Town of Newcastle requests to be included in
the secondary planning process for the proposed Pinecrest Community,
in which the Glaspell ' s property lies, and that at the time of
Subdivision Agreement, provisions be made for the Town of Newcastle
to comment on the provision of services along Townline Road.
Respectf itted, Applicant: Mr. G. Glaspell etal
R.R.
OSHAWA, Ontario
LIH 7K5
T.T. Edwards, M.C.I .P.
Director of Planning
LM*TTE*jip
*Attach.
August 23, 1985
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